Using this technique, someone can daisy-chain succeeding 1031 passive investment together and implement a "defer, defer and die" strategy where they defer paying taxes forever.

You left out "while holding YOU , the landlord, strictly to the letter of your lease with the tenant (s)" i.e. 24 hours notice to enter, timely repairs, any maintenance/pest control agreements you had in place, etc.Yes, I may have left out those horrible details, but I will never forget that, and those that implemented that nonsense. 

Going forward I’m setting up Google voice as well as another email dedicated just for tenants and stringent on my hours of availability and mutual expectations. 

I would implement both a Non-Disclosure Agreement (NDA) and a Non-Circumvention Agreement.

I actually had a client begin to explore LIHTC deals in TN and I've heard the housing authority in TN has some stringent requirements (more so than Ohio) for awarding credits, etc.

--OFFER SPECIFICS Listing price = $230,000Potential Offer = $175,000Expected renovation costs = $60,000 (includes a small contingency buffer)ARV = $310,000 (this is a conservative estimate and could be closer to $325,000 or higher depending on  eventual rehab level)--INCOME 3 Bedrooms = $1,700/month 2 Bedrooms = $1,300/month (1) 2 Car Garage = $0 (This could rent for $150-250/month, but I wanted to be conservative and exclude it in case it is not rented out for the entire year).Minus vacancy (8.3%) = $250/monthGROSS INCOME = $2,750/month or $33,000/year--EXPENSES Taxes = $810/monthInsurance = $110/monthUtilities = $0 (I would be implementing RUBS for the non-metered utilities)Landscaping/Other = $85/month Capex (7.2%) = $200/month Repairs (7.2%) = $200/monthPM (8%) = $220/month (we will be self-managing)TOTAL EXPENSES = approx. $1,625/monthNOI = $1,125-- ORIGINAL MORTGAGE I understand some of you may be skeptical about these terms, but I have spoken to a particular portfolio lender who is willing to offer me these terms (original mortgage and refi)Finance Amount (75% LTV) = $131,250Down payment (25%) = $43,750Mortgage Payment (4.95% interest rate with 30-year amortization) = $701/monthClosing Costs: $0 (My offer will be contingent on a seller concession of 3% for closing fees)Holding Costs: $5,000 TOTAL CASH OUTLAY: $108,750NEW MORTGAGE (same bank: I have confirmed these terms)Finance Amount (70%) = $217,000 (based of ARV of $310,000)Down payment (30%) = $93,000Mortgage Payment = $1,080 (I can secure a 4.35% interest rate with a 30-year amortization if I pay 3 points at closing)Closing Costs:  $10,000NEW CASH OUTLAY: $118,750CASH OUT REFI: $85,750CASH LEFT IN THE DEAL: $33,000 (What does everyone think about this?

I recently obtained my Masters in Business Analytics and love implementing my skills to help find better properties.

He stated " We are here to assure to the tenants safety is being looked after by the landlords" Pass reputations of previous landlords who came through have left a sour taste on the cities mouth forcing them to take action and implement more strict measures.

In my experience, either the loan officer is ignorant or the lending company's policy is more stringent than the Fannie Mae requirements. 

These are good ideas that I am going to implement.